We decided to go with a high street solicitor for my conveyancing in West Hendon today. Looking through the Terms it is apparent thatwe are liable for costs even if the movedoes not go ahead. Should I ditch them and instruct a web based solicitor practice offering no move no charge conveyancing in West Hendon?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be more expensive to cover the conveyances that do not go ahead. You should be mindful that such offerings generally do not protect you from outlay such your West Hendon conveyancing search costs.
I sincerely hope you can assist me. My West Hendon solicitor is assuring me that she is duty bound toconduct West Hendon conveyancing searches asthe firm are on the Lloydsconveyancing panel. These West Hendon checks cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out West Hendon conveyancing searches.
This question may be naive but I am unexperienced as FTB of a garden flat in West Hendon. Do I pick up the keys to the house on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in West Hendon?
On the day of completion you do not need to attend the conveyancers office in West Hendon. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Please help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for West Hendon conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
The formalities of my remortgage has taken place for my property in West Hendon. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
The deeds to our house can not be found. The solicitors who conducted the conveyancing in West Hendon 10 years ago no longer exist. What are my next steps?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. West Hendon is where the house is located. Can you offer any guidance?
Flying freeholds in West Hendon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Hendon you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Hendon may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Do you have any top tips for leasehold conveyancing in West Hendon with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in West Hendon can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ representatives. A minority of West Hendon leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? West Hendon leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord acquiescing to such alterations. If you fail to have the paperwork to hand do not communicate with the landlord without checking with your lawyer first. The majority of landlords or managing agents in West Hendon levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in West Hendon.
Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in West Hendon. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a West Hendon conveyancing firm who can help.
An example of a Lease Extension decision for a West Hendon property is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 71 years.